High Land Values Research Articles

EVALUASI NJOP DAN HARGA PASAR DENGAN METODE GEOGRAPHICALLY WEIGHTED REGRESSION (GWR) (STUDI KASUS: KECAMATAN MULYOREJO, KOTA SURABAYA, JAWA TIMUR)

The city of Surabaya is one of the cities that has very rapid development which has a relatively high land value. Where Mulyorejo Subdistrict is one of the districts that has developed very rapidly, which become one of the new trading areas. In this study, a Geographically Weighted Regression modeling for land values in Mulyorejo Subdistrict will be conducted. Using NJOP data and market price data. Where in GWR modeling, different mathematical models and parameters will be obtained in each zone. The result is 126 data models, which consist of 63 NJOP data models and 63 market price data models. Then do a T-test and calculate the value of R-Square. In T-test results is each zone have different influence (x). Whereas in the calculation of R-Square value the result is NJOP data has a R-Square value of 72.4% to explain all variables (x) to the variable (y) and the market price data has a R-Square value of 70.6%. From the results of R-Square value it can be seen that variable (x) used in GWR modeling has a large influence to explain the variable (y), so that GWR modeling where used in NJOP data and market price data is significant.Keywords: GWR, market Price, NJOP, R-Sqaure, T-test

Determining the Influence of Long Term Urban Growth on Surface Urban Heat Islands Using Local Climate Zones and Intensity Analysis Techniques

Urban growth, typified by conversion from natural to built-up impervious surfaces, is known to cause warming and associated adverse impacts. Local climate zones present a standardized technique for evaluating the implications of urban land use and surface changes on temperatures of the overlying atmosphere. In this study, long term changes in local climate zones of the Bulawayo metropolitan city were used to assess the influence of the city’s growth on its thermal characteristics. The zones were mapped using the World Urban Database and Access Portal Tool (WUDAPT) procedure while Landsat data were used to determine temporal changes. Data were divided into 1990 to 2005 and 2005 to 2020 temporal splits and intensity analysis used to characterize transformation patterns at each interval. Results indicated that growth of the built local climate zones (LCZ) in Bulawayo was faster in the 1990 to 2005 interval than the 2005 to 2020. Transition level intensity analysis showed that growth of built local climate zones was more prevalent in areas with water, low plants and dense forest LCZ in both intervals. There was a westward growth of light weight low rise built LCZ category than eastern direction, which could be attributed to high land value in the latter. Low plants land cover type experienced a large expansion of light weight low rise buildings than the compact low rise, water, and open low-rise areas. The reduction of dense forest was mainly linked to active expansion of low plants in the 2005 to 2020 interval, symbolizing increased deforestation and vegetation clearance. In Bulawayo’s growth, areas where built-up LCZs invade vegetation and wetlands have increased anthropogenic warming (i.e., Surface Urban Heat Island intensities) in the city. This study demonstrates the value of LCZs in among others creating a global urban land use land cover database and assessing the influence of urban growth pattern on urban thermal characteristics.

Locational Differences of Collective Land and Their Socioeconomic Effects on the Rural Elderly in China’s Pearl River Delta

In recent years, rapid urbanization in China has led to land transformation and unequal social and economic development among rural collective land in different regions. Although there has been considerable research on land development in China, there is a lack of studies on the socioeconomic impacts of unequal collective land development on rural elders. This research investigates collective land support, family support, and social support among the elderly in three types of villages—urban, suburban, and remote—in China’s Pearl River Delta. The findings show that land support retains an important factor for supporting the rural elderly, while family support is in steep decline, and social elderly support offers low coverage. However, land support differs greatly with location, and only urban villages in central locations with high land values are found to provide adequate land support for the rural elderly. The key influential factor of land income has shifted from land quantity to land location, and there now appears to be a need to adjust relevant land, fiscal, and taxation policies for collective land in different locations.

Yield Performance of Woody Crops on Marginal Agricultural Land in Latvia, Spain and Ukraine

Agricultural land abandonment due to biophysical and socioeconomic constraints is increasing across Europe. Meanwhile there is also an increase in bioenergy demand. This study assessed woody crop performance on several relevant types of marginal agricultural land in Europe, based on field experiments in Latvia, Spain and Ukraine. In Latvia, hybrid aspen was more productive than birch and alder species, and after eight years produced 4.8 Mg ha−1 y−1 on stony soil with sandy loam texture, when best clone and treatment combination was selected. In Spain, Siberian elm produced up to 7.1 Mg ha−1 y−1 on stony, sandy soil with low organic carbon content after three triennial rotations. In Ukraine, willow plantations produced a maximum of 10.8 Mg ha−1 y−1 on a soil with low soil organic carbon after second triennial rotation. The productivity was higher when management practices were optimized specifically to address the limiting factors of a site. Longer rotations and lower biomass yields compared to high-value land can be expected when woody crops are grown on similar marginal agricultural land shown in this study. Future studies should start here and investigate to what extent woody crops can contribute to rural development under these conditions.

Who settles where? Simulating urban growth and socioeconomic level using cellular automata and random forest regression

Cities in developing countries share a pattern of accelerated and largely unplanned urbanization that results in internal socioeconomic inequalities. The modeling of urban growth with spatial distribution of socioeconomic groups has been studied only to a limited extent. This paper proposes a method to simulate both urban growth and the socioeconomic group that is likely to settle in a particular location as a function of local environmental characteristics. Using a cellular automata model, newly urbanized cells are identified and then, as a post-processing step, distributed among five socioeconomic groups in a preferential settlement selection process. A land value map learned with a random forest regressor is used for this purpose. Our case study is Greater Mexico City during the period 1997–2010. We identified that the main features influencing the location of socioeconomic groups are the closest socioeconomic group, the distance to water bodies, and the distance to the urban center. This suggests that the newly urbanized cells are likely to settle in neighborhoods of similar socioeconomic levels. Moreover, the increasing distance from the urban center results in a generally decreasing land value. However, regions with a high land value were also found in remote areas where environmental features that improve the ecosystem services are present.

The ideal isochrone: Assessing the efficiency of transport systems

We propose the ideal (perfect, radial) isochrone and use it to develop indicators for the assessment of the spatio-temporal efficiency of transport systems for use in urban planning and business location decisions. The ideal isochrone is a circle in geographical space with a radius that results from unimpeded movement in all directions based on uniform, uninterrupted speed. In this way, concentric isochrones are centered at the beginning of a route and with radii corresponding to the time needed to overcome it. The ideal isochrone is a benchmark for real (actual) isochrones, associated with moving in realistic conditions using different transport modes. In this way, it is possible to determine the whole family of indicators based on comparisons of individual types of isochrones with respect to each other. The second part of the article illustrates this with relevant empirical examples. The proposed indicators and solutions may be used particularly in assessing the spatio-temporal efficiency of transport systems for various methods and forms of mobility both in the public and private sectors. Therefore, their use can be recommended for practical purposes of transport and spatial policy as well as public and commercial management, to assess current and future access to destinations. Better access means higher spatial equity in the urban planning sense and more customers and higher land value in the business sense.

Challenges of Regularisation of Informal Land Holdings in Lagos Mainland, Nigeria

This study investigated the regularization of informal land in Lagos Mainland in order to identify the challenges that are militating against formalization of such holdings. The objectives were to identify all areas that can be regularized by the public authority, to examine the factors militating against public efforts on informal land holders within Lagos-Mainland. The study was conducted with a survey of residents of Odogunyan-WAEC acquisition land community. A second survey was carried out for all professionals in the field of Town Planning, Estate Management and Valuation who were staff of the Directorate of Land Department in the Lagos State Lands Bureau. The data were analyzed mainly with descriptive and inferential statistical tools. Findings showed that factors such as high land charges by the government, complexity of modern methods of land holdings, increased rent seeking behavior, high land values, were considered as problems that hindered residents from formalization. Reducing the charges attached to land regularization is expected to have significant positive impact in Lagos State in general.

Uphill Battle: Forest Rights and Restoration on Podu Landscapes in Keonjhar, Odisha

In response to the global climate emergency and biodiversity loss, environmental advocates promote ecological restoration of millions of hectares of the world’s degraded forest lands. Lands of high value to restoration are home to nearly 300 million people, including 12% of low- and middle-income country populations. In this article, I respond to calls for greater empirical investigation into the social impacts of forest landscape restoration. Through spatial and ethnographic analysis of forest restoration in Keonjhar, Odisha (India), I show that state-led afforestation efforts contradict a decade of forest tenure reform which sought to decentralize and decolonize forest governance. I explore how state-led efforts ignore (and inhibit) the continued protagonism of forest-dwelling communities in forest regeneration on their customary lands. Weaving accounts from 1992 onwards across six villages and 22 plantations, I characterize state strategies as an ‘uphill battle’: by systematically selecting shifting cultivation (podu) uplands for enclosure and tree plantation, forest agencies contribute to a lose-lose situation where neither forest restoration nor forest rights are realized. Investigating this process from colonial forest policy to the present, I leverage a critical political ecology perspective that supports calls for rights-based restoration.

Implementasi Hak Servituut pada Pelaksanaan Pendaftaran Tanah Sistematis Lengkap di Kabupaten Bekasi

The Ministry of ATR/BPN organizes land registration innovations based on the national strategic program, namely PTSL. The implementation of PTSL aims at accelerating land registration in a fair and equitable manner, including anticipating disputes in the field of utilization and spatial planning. One important issue is the dispute over road access. The Land Office of Bekasi Regency applies a policy of implementing servituut rights in land registration activities as an anticipation of disputes related to road access. This research was conducted to understand the implementation of servituut rights as the actualization of the social function of land in the PTSL program at the Bekasi Regency Land Office. This study uses empirical legal research methods. The results of the research show that the implementation of the servituut rights policy is motivated by the dualism of road status, the existence of regional development and land acquisition, and the relatively high land value. The implementation of the policy has undergone a change in meaning, from restrictions on land use to the obligation to surrender some land rights. For PTSL participants who agree to give up part of their rights for roads, the administration of the transfer of rights is carried out in a Declaration Letter on Land Boundaries and Land Areas. For those who disagree, the plot of land is included in the K3 category and a land register is made.

Can economic development policy trigger gentrification? Assessing and anatomising the mechanisms of state-led gentrification

This paper aims to bridge universality – as gentrification stands as a global threat to vulnerable communities – and local circumstances and geographies, by investigating structural factors, such as deindustrialisation and land rent gaps, as well as local political economies and socio-spatial structures, which are all common in the Global South. We conducted research in Belo Horizonte, Brazil, to investigate whether a neoliberal economic development policy acted as a trigger for gentrification, relying on mixed methods research to analyse evidence of economic restructuring, land rent creation, changes in resident profiles and major urban development trends in the region. Findings indicate evidence of economic restructuring and that the policy triggered higher land values. However, we did not observe evidence of gentrification in the area and attribute this to a still-relevant manufacturing sector, the extensive presence of large informal settlements, the growing numbers of suburban gated communities, the low proportion of renters, and the fact that local elites are moving southwards while the policy took place in the northern peripheries of the metropolis. Federal policies such as minimum wage increases and housing programs partially contradicted neoliberal state policies. This case study offers a lens to investigate gentrification in different latitudes and illustrates how social policies may prevent gentrification processes.

Analysis of Peri-Urban Areas Under Durg-Bhilai Development Plan Using Satellite Image: Need of Policy & Challenges to Governance: A Review

Continuous growth of built-up areas results in uncontrolled momentum of urbanization at peri urban areas which results in increment in change in land use / land cover of urban landscapes. This results in creating issues such loss of agricultural land, unauthorized urban sprawl, high land values etc. which might have both negative and positive impacts. This study focuses the development of Rural-Urban Fringe at various villages of Proposed Development Plan 2031 of Durg district. The objective of the study is to find to find the possible reasons of development by considering land value factor, land diversion of agriculture lands for spatial distribution in informal manner and development impact at the different neighbor revenues. Secondary analysis- Monitoring urban growth followed by land use change detection at spotted places of city using GIS with help of BHUWAN portal. Primary analysis- Finding reasons of development of various spotted/selected places on villages by public questionnaires/participations. To study development hierarchy at such village this includes analysis of illegal plotting. In most of the previous scheme/policy of government have made attempts to incorporate policy such as land pooling, land acquisition etc. for the full control of land at several million plus cities.

New forces influencing savanna conservation: increasing land prices driven by gentrification and speculation at the landscape scale

Land transformation reduces biodiversity and regional sustainability, with land price being an indicator of the opportunity cost to a landowner of resisting land conversion. However, reliable spatially explicit databases of current land prices are generally lacking in developing countries. We used tools from data science to scrape 1,487 georeferenced land prices in southern Kenya from the internet. Prices were higher for land near cities and in areas of high agricultural productivity, but also around the Maasai Mara National Reserve. Predicted land prices ranged from US$662 to US$4,618,805 per acre. Land speculation associated with expanding urbanization increases the opportunity and acquisition costs of maintaining conservation buffer zones, corridors, and dispersal areas. However, high land values are also found adjacent to a world‐famous tourist destination. Profit‐driven turnover of ownership, subdivision, and transformation of land is occurring at a rapid pace in southern Kenya, to the detriment of savanna biodiversity and the sustainability of the pastoral social–ecological system.

Designing with ‘direct democracy’

In the 1970s and ’80s residents and architects in Amsterdam worked together to shape the renewal of their neighbourhood. Working outside traditional planning constraints they initiated a process for designing ‘neighbourhood plans’ that gave priority to affordable housing and minimized disruption to the existing social and urban design structure. Although these neighbourhood plans stood in stark contrast to prevailing political and urban planning ideas, they formed the basis on which urban renewal was realized from the middle of the 1970s. While the focus in the historiography of urban renewal is usually on politics and policy, this article provides insight into the design process itself and the ideas behind urban renewal architecture based on numerous consultation documents generated by the collaboration between local residents and architects. The Dapperbuurt area serves as an exemplary case study.
 The example of the Dapperbuurt shows that locals and architects formed energetic and effective coalitions. After the residents of the Dapperbuurt had won far-reaching control over the design process, including a say in the choice of architect, they entered into a collaboration with the architects Hans Borkent, Rob Blom van Assendelft and Hein de Haan. During the extensive consultation process the architects acted as equal discussion partners rather than all-knowing experts, while local residents provided creativity and spontaneous initiatives and had the final say. Together they designed with ‘direct democracy’. In this article those collaborative arrangements are referred to as ‘creative housing coalitions’. This term expresses both their main aim and their greatest strength. It also shows who initiated the urban renewal housing projects and how grass-roots initiatives were ultimately translated into policy.
 In the course of the design process, local residents and their architects sought creative ways of reconciling the apparent antithesis between the historically evolved city and modern architecture and urban design. Instead of taking a blank slate as their starting point, they proceeded on the basis of the qualities of the existing environment and the interests and wishes of the residents. This resulted in the retention of the existing morphology and functional diversity. However, the housing projects were on a much larger scale than the
 individual buildings that had previously made up the neighbourhood, because while the local residents were unwilling to give up their familiar living environment, they did want modern home comforts. This study has revealed that the replacement construction was required to combine the best of both worlds. In order to suggest a smaller scale, the external walls were vertically articulated, and their height demarcated by means of balconies, bay windows, hoisting beams, eaves and staggered building lines. So both contrast to and compatibility with the context are relevant criteria for evaluating urban renewal architecture. In addition, it turns out that a key merit of this urban renewal was its function, namely to deliver affordable and comfortable housing on centrally located sites with high land values. The architecture gives expression to that function.

The Width and Value of Residential Streets

Problem, research strategy, and findings The width of street rights-of-way is normally determined by traffic engineering and urban design conventions, without considering the immense value of the underlying land. In this article, I develop an economic framework that can inform decisions on street width, and I use tax parcel data to quantify the widths, land areas, and land value of streets in 20 of the largest counties in the United States. Residential street rights-of-way in the urbanized portion of these counties average 55 ft wide, far greater than the functional minimum of 16 ft required for access. The land value of residential streets totals $959 billion in the urbanized portion of the 20-county sample. In most counties, subdivision regulations are binding. That is, few developers choose to build streets that are wider than code requirements, implying that softening requirements would mean more land devoted to housing and less to streets. Although I highlight the potential for narrower street rights-of-way, I did not consider detailed design issues. Nor did I analyze how any windfall from reduced land requirements would be divided among landowners, developers, and house purchasers. Takeaway for practice Particularly in places with high land values and housing costs, reallocating street rights-of-way to housing would increase economic efficiency. In the most expensive county in the data set—Santa Clara (CA)—narrowing the right-of-way to 16 ft would save more than $100,000 per housing unit through reduced land consumption. Where streets have little or no function for through traffic, the costs and benefits accrue almost exclusively to neighborhood residents. Thus, planners could reduce or even eliminate street width requirements in subdivision ordinances, leaving developers to make the trade-off between land for streets and land for housing.

Design Strategies for Urban Agriculture in Dense Urban Areas

Urban agriculture provides economic, social, and cultural functions that improve human health and well-being for individuals and communities that reside in cities. However, with high land values and densely populated areas, available spaces for urban agricultural development are relatively rare. This research aims to explore feasible ways for residents that live in dense urban apartments to operate urban agriculture within the confines of a limited space. The design strategies for apartment farming will be summarized, which will provide opportunities for urban residents to grow fresh food, despite living in dense urban areas.

Socio-Physical Transformation towards Sustainable Urban Morphology through Land Readjustment in Indonesia

In the development sector, the need for land is increasing, resulting in the higher land value and land use mismatches. Urban areas have a relatively fixed area, while the need for land continues to increase. Weaknesses in urban management lead to speculation, illegal land use, and slums. Development activities should impact the physical, environmental, economic, and social conditions of the community [29]. The development process often pays little attention to these matters. In the last few decades, we have observed a very rapid social transformation process in urban areas that has changed the morphology of Indonesian cities. This transformation has accelerated after the implementation of regional autonomy in Indonesia since 1999. Land conflicts in urban areas do not end, so it is necessary to consolidate land as an activity to restructure land tenure, land use, and land acquisition to improve environmental quality and preserve natural resources and ecosystems by involving the community to play an active role. This study aims to evaluate the extent to which land readjustment in Indonesia can improve the efficiency and productivity of morphological transformation of urban land use, the extent of community participation, and its alignments to low-income people and their handling of slum areas. This study uses qualitative exploratory research methods and normative juridical approach methods through library studies. It uses the legislative approach, fact approach, and conceptual approach and primary data in the form of interviews to complete library studies. The study results show that land readjustment can improve the efficiency and productivity of morphological transformation of urban land use optimally and it is an effective way that contributes to the spatial planning that is more just, integrated and sustainable.

Assessing the impacts of Amphan cyclone over West Bengal, India: a multi-sensor approach.

Landfall of the Amphan (very severe cyclonic storm) occurred at 1730 hrs Indian Standard Time (IST) on May 20, 2020, near the West Bengal (W.B.) coast of India. High wind speed, storm surge, and torrential rainfall-induced flooding caused devastation in W.B. The present study aims to analyse the impacts of Amphan cyclone on land use/land cover (LULC) such as built-up area, cropland, brick-kiln industries and vegetation cover of nine districts of W.B. namely, Barddhaman, Nadia, North 24 Parganas, South 24 Parganas, Purba Medinipur, Paschim Medinipur, Haora, and Kolkata. Flood extent has been mapped using Sentinel-1A and B interferometric wide swath (IW) ground range detected (GRD) VV polarisation images dated May 22, 2020. The total actual flooded area covers 488 km2 of the study area. For the pre-cyclone period, LULC classification and normalised difference vegetation index (NDVI) have been done using Sentinel-2B multispectral instrument (MSI) images dated May 14, 2020. Post-cyclone NDVI has been computed using Sentinel-2B MSI images dated June 3, 2020. Flood-affected cropland covers a large chunk (88.2%) of the total actual flooded area. Mean NDVI values of non-flooded and flooded cropland and vegetation cover have been reduced between May 14, 2020, and June 3, 2020. District, block and pixel-wise changes in pre- and post-cyclone NDVI values have also been analysed. This study helps planners and policy makers to understand the district-wise flooding behavior, severity of damage to cropland and vegetation cover and to plan restriction on high-value land use in flooded low-lying areas.

Determining the retrofit viability of Vancouver’s single-detached homes: an expert elicitation

The reduction in energy and emissions from the building sector can come from improved standards for new construction and retrofits to existing buildings. The retrofit viability for single-detached homes in Vancouver, Canada, is examined in terms of the key drivers and barriers involving economic and social forces. Local experts considered the likelihood of retrofits occurring to several archetypal dwellings that were synthesized from local building data and homeowner characteristics. The survey results (n = 56) raised less known but potentially significant issues regarding energy-efficiency retrofits in Vancouver. Domestic fuel switching, from fossil fuel energy services to electricity, is likely the most desirable future mechanism for decarbonizing homes. However, many of the respondents identified that Vancouver’s real estate market has a significant negative influence on retrofitting due to high land values, which results in a high demolition rate of existing homes. Only 46% of responses returned a view that an existing home would remain standing by 2050. In addition, 41% of responses expressed a doubt that the dwelling, whether existing or new, would achieve carbon neutrality by 2050. Both issues confront the City of Vancouver’s current emissions reduction planning, which has targeted near-complete decarbonization of the residential building stock by 2050. Policy relevance New construction is expected to account for only 30% of the greenhouse gas emissions reduction in Vancouver’s building sector. The potential for deep retrofits of single detached houses appear to be unlikely due to current real estate market conditions involving several perceived disincentives, e.g. low financial payback, poor knowledge, transaction costs, and the opportunity cost of new construction. If the widespread retrofit of single detached houses is a goal for cities that have high land-to-building value ratios, then the alteration of current market conditions is necessary. A basket of coordinated policy measures can be deployed to counter current market forces and reduce the demolition of existing homes. Such measures could include retrofit and planning codes, energy labelling, innovative finance, and public education.

Examining the Relationship between Land Values and Credit Availability

AbstractIncreased credit availability facilitates land acquisition, but higher land values also hinder it. We investigate the impact of credit availability on land values, after regulatory changes in the lending system. We build an index of increased credit availability using Federal Reserve and Federal Deposit Insurance Corporation data. County-level panel fixed effects estimations are performed controlling for land value determinants, credit availability, and county-level macroeconomic factors. We find that estimating the effects of credit availability separately masks its total effect. Results show a 0.1 change in the index for increased credit availability is associated with 1.64–1.96% increase in land values.

Study Of The Making Of Land Value Zone Map Based On The Market Price To Update Land Value In Central Government Areas ( Case Study: Mejayan Sub-District, Madiun Regency)

Based on Government Regulation number 3 of 2019 concerning an amendment to regulation number 52 of 2010, the Government of Madiun Regency relocates of the capital city of Madiun Regency from the Madiun City area to Caruban City located in the Mejayan SubDistrict. With the relocation of the capital city of Madiun Regency in the Mejayan Sub-District, the region is increasingly strategic with developments. Development in this region, triggering influence on changes in land values. This study aims to make of land value zone map in the Mejayan Sub-District, to update land value information in Mejayan Sub-District using a comparative market approach and the final process of this study to analyze the effect of distance of public facilities on land values in the sorrounding area, using spatial buffering analysis. The results show that the highest average indication value (NIR) in the C4 zone is IDR 3.597.668 / m2 and the lowest average indication value (NIR) in the A8 zone is IDR 134.950 / m2 and Spatial buffering analysis on land value zone map, The results showed that the zone located at a radius of 1 kilometer from public facilities, namely the Central Government Office Area of Madiun Regency and the Caruban Railway Station had higher land values than the zone within a radius of 2 kilometers and a radius of 3 kilometers. As for the results of spatial buffering from the Gemblung Traditional Market, it appears that the zone located at a radius of 3 kilometers from the market results has a higher land value than the zone within a radius of 1 kilometer and a radius of 2 kilometers because at a radius of 3 kilometers it has better accessibility. Other factors that affect land value are accessibility, land position, and type of land use.